406 Sin Ming Avenue 570406, Upper Thomson, Central Region, Singapore
$580,000
Beautiful and simple 3NG flat, one block to Bright Hill MRT station. ** Master bedroom + 1 common bedroom ** Next to corner, only 3 units per floor ** Lift level ** 689 sf ** New aircons ** HDB HIP done ** Fully renovated ** Quiet and super clean corridor ** Good neighbours Come and be wowed by this simple and elegant unit. All races eligible. Call sole agent for viewing this weekend. Geraldine Kwok - OrangeTee & Tie Pte Ltd Mobile 90 27 55 22 Conveniently located just 1.2 km from Bright Hill MRT station, you’ll have easy access to public transport. Families will appreciate the proximity to Childland Pte Ltd (0.4 km) and PCF Sparkletots Preschool @ Bishan East-Sin Ming Blk 409 (0.6 km), making school runs a breeze. For your daily needs, Tan Chong Hup Mini Supermarket (0.5 km) and Sheng Siong Supermarket (0.9 km) are just a short walk away. Enjoy shopping at Thomson Plaza (2.5 km) and Swing By @ Thomson Plaza (2.5 km) for dining and leisure activities. Project amenities include a playground, enhancing your lifestyle. Inside, the unit features air conditioning, utility space, and serene greenery views, creating a peaceful retreat. Don’t miss this opportunity to own a beautiful home in a vibrant community. Act now and make this place your own!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 469 HDB resale transactions (data.gov.sg) · 31 outliers removed (IQR)
Fair Value
S$327,883
S$476 psf
Asking Price
S$580,000
S$842 psf
vs Market
+76.9%
vs Last Done
+52.0%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
469 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
469 comparable transactions
S$574
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$476
Recent Comparable Transactions
10 shown · 469 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +16.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +16.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 330 ANG MO KIO AVE 1 Floor 04 TO 06 | 732sqft | S$405,000 | ▲S$553 +16.2% vs FV | 99yr from 1981 |
Mar 2026 | Blk 331 ANG MO KIO AVE 1 Floor 07 TO 09 | 732sqft | S$435,000 | ▲S$594 +24.8% vs FV | 99yr from 1981 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +15.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 558 ANG MO KIO AVE 10 Floor 01 TO 03 | 721sqft | S$373,000 | ▲S$517 +8.6% vs FV | 99yr from 1980 |
Mar 2026 | Blk 445 ANG MO KIO AVE 10 Floor 04 TO 06 | 883sqft | S$440,000 | ▲S$498 +4.6% vs FV | 99yr from 1979 |
Mar 2026 | Blk 405 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$385,000 | ▲S$534 +12.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12 | 797sqft | S$450,000 | ▲S$565 +18.7% vs FV | 99yr from 1979 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +39.9% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +27.1% vs FV | 99yr from 1978 |
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+16.4% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+16.4% vs FV
Blk 330 ANG MO KIO AVE 1
Mar 2026 · Floor 04 TO 06
+16.2% vs FV
Blk 331 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+24.8% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+15.1% vs FV
Blk 558 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 445 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+4.6% vs FV
Blk 405 ANG MO KIO AVE 10
Mar 2026 · Floor 07 TO 09
+12.2% vs FV
Blk 419 ANG MO KIO AVE 10
Mar 2026 · Floor 10 TO 12
+18.7% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+39.9% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+27.1% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit located in Ang Mo Kio, with a remaining lease of 58 years, stands at an estimated value of $327,883, translating to $476 PSF. This valuation is particularly noteworthy, as it reflects a significant 76.9% deviation above the market baseline, indicating a robust demand for HDB properties in this well-established precinct. The high valuation underscores the area's appeal, characterized by its accessibility, amenities, and community-centric living, which continue to drive buyer interest despite the diminishing lease term.
With a model confidence rating categorized as High, this valuation is grounded in comprehensive data analysis derived from 469 recent HDB resale transactions in the vicinity. The current market dynamics suggest that properties in Ang Mo Kio are perceived as highly desirable, potentially due to factors such as proximity to transport hubs, schools, and lifestyle options. Investors and homeowners alike may find this premium in value indicative of a resilient property market, suggesting that even with a remaining lease of 58 years, the long-term potential for appreciation remains favorable in this locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.